2812 Rampy St · Gladewater, TX 75647

$189,900

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 256 Days on market

Built 1974 0.26 ac lot $112/sqft · at area comps Est $191k · at est. ↓ 4% since listing

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.3/30.0
• ARV discount +7.7/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 2-bath home sits on a corner lot in a quiet Gladewater neighborhood. Step inside to a spacious, open living area that flows effortlessly for comfortable daily living. The large fenced backyard is perfect for kids, pets, or evening get-togethers under the stars. A large utility room keeps everything organized, while the brick exterior adds classic curb appeal. With 1,698 sq. ft. , this property is a fantastic starter home or investment opportunity—close to schools, parks, and local shopping. Affordable, versatile, and full of potential.

Key facts

• Close to parks
• Close to schools
• Brick exterior

Tags

• CORNER LOT
• FENCED BACKYARD
• LARGE UTILITY ROOM
• BRICK EXTERIOR
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $70 ($844/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (5.5% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.2% in Gladewater — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#805 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, amenities F, commute F.
• Gladewater ISD (suburban): math 29% / reading 34% proficiency, ranked #594 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gladewater Pri (367 students, 90% FRL); Gladewater Middle (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 400 students, 78% FRL); Gladewater H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 459 students, 73% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 179 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $190,568
• List price: $189,900
• Delta: -0.35%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Oakridge Dr	0.56mi	3/2.0	1,816 (+7%)	15mo	$219,900	$121	50
1013 Chevy Chase St	0.70mi	3/2.0	1,572 (-7%)	22mo	$215,000	$137	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-26,241
• Equity at exit: $28,315

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-16,880
• Equity at exit: $16,419

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75647

• Home prices YoY: -8.2%
• Active inventory: 179
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $70

Break-even live

Break-even rent $1,706

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $178	-5% $124	+0% $70	+5% $17	+10% $-37
Rent	-10% $-71	-5% $-1	+0% $70	+5% $141	+10% $212
Rate	-1.0pp $166	-0.5pp $119	base $70	+0.5pp $21	+1.0pp $-29

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $189,900 Active 256 DOM
2. 2026-06-19
   days on market $189,900 Active 254 DOM
3. 2026-06-18
   days on market $189,900 Active 253 DOM
4. 2026-06-17
   days on market $189,900 Active 252 DOM
5. 2026-06-16
   days on market $189,900 Active 251 DOM
6. 2026-06-15
   days on market $189,900 Active 250 DOM
7. 2026-06-14
   days on market $189,900 Active 248 DOM
8. 2026-06-13
   days on market $189,900 Active 247 DOM
9. 2026-06-10
   days on market $189,900 Active 245 DOM
10. 2026-06-09
    days on market $189,900 Active 244 DOM
11. 2026-06-08
    days on market $189,900 Active 243 DOM
12. 2026-06-07
    remarks 564-char remark
13. 2026-06-07
    pricedays on market $189,900 Active 242 DOM
14. 2026-06-03
    days on market $179,900 Active 238 DOM
15. 2026-06-02
    days on market $179,900 Active 237 DOM
16. 2026-06-01
    days on market $179,900 Active 236 DOM
17. 2026-05-31
    days on market $179,900 Active 235 DOM
18. 2026-05-30
    days on market $179,900 Active 234 DOM
19. 2026-03-11
    price $179,900 559-char remark

    Show marketing remark (559 chars)

    This 3-bed, 2-bath home sits on a corner lot in a quiet Gladewater neighborhood. Step inside to a spacious, open living area that flows effortlessly for comfortable daily living. The large fenced backyard is perfect for kids, pets, or evening get-togethers under the stars. A large utility room keeps everything organized, while the brick exterior adds classic curb appeal. With 1,698 sq. ft. , this property is a fantastic starter home or investment opportunity—close to schools, parks, and local shopping. Affordable, versatile, and full of potential.

20. 2025-10-08
    listed $187,900 Active 559-char remark

    Show marketing remark (559 chars)

    This 3-bed, 2-bath home sits on a corner lot in a quiet Gladewater neighborhood. Step inside to a spacious, open living area that flows effortlessly for comfortable daily living. The large fenced backyard is perfect for kids, pets, or evening get-togethers under the stars. A large utility room keeps everything organized, while the brick exterior adds classic curb appeal. With 1,698 sq. ft. , this property is a fantastic starter home or investment opportunity—close to schools, parks, and local shopping. Affordable, versatile, and full of potential.

21. 2017-09-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,276 · $273/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$199/yr (+$17/mo · 6.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,544
• − Mortgage interest: −$10,637
• − Property taxes: −$3,276
• − Insurance: −$950
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$5,524
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,394/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gladewater ISD
• NCES district ID: 4820760
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $41,485
• Composite: 26.62/100
• National rank: #7177
• State rank: #594 of 826 in TX

Livability — Gladewater

• Score: 64/100
• State rank: #805
• US rank: #14670

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A Health & safety D- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladewater, TX
• Population (ZIP): 13,457

Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.12%
• Current HPI: 303.1316
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-4.3% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $179,900 LAAR
• 2025-10-08 Listed $187,900 LAAR
• 2017-09-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,276 · +0.8% YoY. Source: county tax records.